This two-bedroom apartment in Windsor House 2, Dubai South, is offered at AED 1,699,828. The source records an original price plus the 4% DLD fee of AED 1,767,821, so the asking figure sits AED 67,993, or 3.9%, below original price. The apartment measures 1,136 sq.ft of built-up area, giving an entry basis of AED 1,496 per sq.ft on that built-up area. It sits on a high floor with a community aspect and carries a balcony. Handover is stated as September 2028 and the developer is Ellington. The reduction here is small, so the proposition is the asset rather than the discount: a high-floor two-bedroom apartment from a developer with a defined design identity, at an entry basis under AED 1,500 per sq.ft on built-up area.
Sold
WINDSOR HOUSE 2 · Dubai South
WINDSOR HOUSE 2 · Dubai SouthEllington · Dubai South
DISTRESS DEAL: 2-BR IN WINDSOR HOUSE 2
Asking price as listedAED 1,699,828AED 1,496 per sq.ft
Original price + DLDAED 1,767,821
DiscountAED 67,9933.9% below original price
- Unit
- 2-BR
- Size
- 1,136 sq.ft
- Developer
- Ellington
The discount is measured against the original price + DLD recorded for this unit, not against a valuation.
Sold
Listed 27 August 2026Status confirmed 17 September 2026
This unit has sold. The page is kept as a record of a deal we transacted. Every figure on it — the asking price, the discount to original price and the payment schedule — is the position as listed on 27 August 2026 and is historic. It is not an indication of what the same unit, or a comparable one, would cost today.
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The numbers
Payment breakdown
Total cost for buyer, as listedAED 1,808,808The unit price plus the transfer fees and commission — the whole commitment, not the headline.
Unit priceAED 1,699,828
Fees and commissionAED 108,980
Step 01Due at transferAED 618,929Payable when the unit transfers to the buyer.
- Payment to sellerAED 509,949
- DLD Transfer fee (4% of OP + 40 AED)AED 68,033
- Trustee Office FeeAED 5,250
- Buyer's Agency Commission (2% + VAT)AED 35,696
- Total on transferAED 618,929
Step 02Payable to Ellington after transferAED 1,189,879The balance of the payment plan, which the buyer takes over.
- 25-SEP-2026AED 84,991
- Construction (20–70%) · 5 × 5%AED 424,957
- On HandoverAED 679,931
- Total remaining payment planAED 1,189,879
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Show me deals like this oneUnit details
- Property type
- Apartment
- Floor
- High
- View
- Community
- Handover
- September 2028
Layout
Floor plan
Distress Deal
PROJECT DESCRIPTION
OVERVIEW
LOCATION & TRANSPORT
The Dubai South Residential District sits within the wider Dubai South masterplan on the southern edge of the city, built around Al Maktoum International Airport and the logistics and aviation economy that surrounds it. Expo City Dubai, the permanent district retained after the 2020 exposition, lies immediately north and is the terminus of the Expo metro extension, which gives this corridor a rail connection most outer districts do not have. Emirates Road and Sheikh Mohammed Bin Zayed Road both serve the district and carry traffic north-east towards Jebel Ali, Dubai Marina and the city. The district is still filling in, so the roads are quiet now and the streetscape will change materially across a holding period. A buyer here is taking a position on the airport relocation programme and the commercial build-out around it as much as on the building itself, and that should be a conscious decision rather than an assumption.
AMENITIES & SURROUNDING
Dubai South is planned as a set of distinct districts, and the residential district is the one organised around parks, community retail, schools and sports facilities rather than logistics. Expo City to the north brings public parkland, exhibition and event space and a growing commercial base into easy reach, and the aviation and logistics districts supply much of the local employment, which underpins tenant demand from people who work within the masterplan. This apartment sits on a high floor with a community aspect, which in a district of this height profile means an open outlook rather than a facing building, and it carries its own balcony. For the building's full facility schedule and the floor plan, please contact us and we will send them across. Retail and schooling within the residential district are arriving progressively rather than all at once.
MARKET
The 3.9% reduction is measured against the original price plus the 4% DLD registration fee, the basis the source publishes. It compares the asking figure with the first buyer's commitment rather than with current resale evidence, and we have not attached a valuation. At AED 1,496 per sq.ft on built-up area, the absolute ticket is a little under AED 1.7m. The discount itself is small in both percentage and cash terms, at AED 67,993, and a buyer should treat it as a modest saving on the original commitment rather than as the reason for the purchase. With handover in September 2028, the remaining developer instalments sit alongside the sum payable to the seller on transfer.
CONCLUSION
This suits a buyer who wants a high-floor two-bedroom apartment at an accessible ticket in a district with a rail connection and a long build-out ahead of it, and who can wait until 2028. The case rests on the entry basis and the high floor rather than on the reduction, which is 3.9% against original price. Dubai South is an emerging district, so a buyer is taking a view on the build-out of the masterplan and the airport economy around it as much as on the building. That is a timing preference, not a defect, but it should be a deliberate choice. Before an offer we will confirm the outstanding instalments, the transfer costs and the seller's position. For the floor plan and the payment schedule, please get in touch.
Location
WINDSOR HOUSE 2 — Dubai South
Illustrative model
Scenario modeller
Set your own assumptions and see how DISTRESS DEAL: 2-BR IN WINDSOR HOUSE 2 behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.
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Method
- Handover
- The date the unit is handed over, set in quarters from purchase. Gross rent, the vacancy allowance, maintenance and management, and the service charge all start there and not before — an unbuilt unit cannot be let and is not billed. The year handover falls in gets the exact fraction it is entitled to, not a rounded whole year. Capital growth is not treated this way: it compounds from today across the whole hold, because an off-plan unit can be sold before it completes. Where the holding period ends before handover, there is no operating income anywhere in the schedule and the whole return is capital movement less costs.
- Gross yield
- Gross annual rent ÷ purchase price. Before every cost. Where handover is in the future this is a stabilised full year from handover — a rate on the price, not a figure reduced by the construction period. The schedule shows what each year actually books.
- Net yield
- (Rent collected after the vacancy allowance − maintenance and management − service charge) ÷ purchase price. Stabilised on the same basis as the gross yield.
- Rent growth
- Compound annual movement in gross rent, applied from handover and stepping at each anniversary of it, which is when a tenancy renews. It may be negative. It does not touch the service charge, which is held flat in nominal terms.
- ROI
- Total profit over the whole hold ÷ total cash invested (price + all acquisition costs). Unlevered. Not an annual rate.
- ROE
- Total profit over the whole hold ÷ equity contributed (deposit + all acquisition and finance costs), after debt service. Levered. Not an annual rate.
- Cash-on-cash return
- Year-one operating cash flow, after debt service where there is a mortgage, ÷ cash invested. Reported separately from ROI/ROE and never merged with it. Year one means the first year of the schedule as it stands: where that year falls before handover it carries no rent, so on a mortgaged off-plan purchase the figure is negative — that is the year you fund out of pocket, and it is shown rather than smoothed away.
- IRR
- The annualised rate that discounts the dated cash-flow schedule above to a net present value of zero, solved numerically. Where the schedule has no sign change, or the solver does not converge on a single meaningful rate, we print “—” rather than substitute a simpler annualised-return figure.
An illustrative model, not a forecast, a valuation, an offer or investment advice. Every figure is generated from the assumptions on this page — some yours, the rest stated defaults, not promises. Rents, service charges, fees, vacancy, handover dates, financing terms and sale prices vary by unit and over time; past prices are not a guide to future prices. Returns are not guaranteed and capital is at risk.
Mortgage availability, loan-to-value, rate and term are subject to lender criteria and underwriting; nothing here indicates that finance will be offered. Figures exclude any tax payable in your country of residence — take independent financial, tax and legal advice before committing. Mitchell's Commercial Real Estate is a trading brand; the RERA-licensed broker is Stephen James Mitchell, BRN 68593.
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